I have decided to exercise my right to buy my property in Axmouth and Branscombe off the council. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I can not fathom if my lender requires a lease extension. I have called into my local Axmouth and Branscombe bank branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Axmouth and Branscombe conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?
The conveyancer has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being problematic. The Axmouth and Branscombe solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am intent on selling our house in Axmouth and Branscombe and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Axmouth and Branscombe. We have lived in Axmouth and Branscombe for 5 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Axmouth and Branscombe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Axmouth and Branscombe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Axmouth and Branscombe is the location of the property. Can you offer any advice?
Flying freeholds in Axmouth and Branscombe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Axmouth and Branscombe you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Axmouth and Branscombe may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are 17 days into a residential purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Axmouth and Branscombe. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be really poor to suggest diss instructing them. Has the loan offer been issued? In the event that it has you will need to inform them of the new solicitor and have the offer are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid escalating costs and frustration. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Axmouth and Branscombe
I am hoping to sign contracts shortly on a ground floor flat in Axmouth and Branscombe. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Axmouth and Branscombe should include some of the following:
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Advice as to the provision in the lease to to contribute towards maintenance costs - in relation to the building, and the more general rights a lessee enjoys Rent payments - what is due and what the invoice dates are, and also know whether this will change in the future Changes to the flat The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Are you allowed to have a pet in the flat?
I invested in buying a basement flat in Axmouth and Branscombe, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Axmouth and Branscombe with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease runs out on 21st October 2083
With 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.